Southwark HMO Licensing Requirements 2026: Complete Landlord Guide

Southwark operates one of London's most comprehensive property licensing regimes. If you're letting property to multiple tenants here, you need to navigate three separate licensing schemes — mandatory HMO, additional HMO, and selective licensing. Get it wrong and you're looking at fines up to £30,000 per breach.

This guide covers everything landlords and supported living providers need to know about Southwark's 2026 HMO licensing requirements.

Understanding Southwark's Three Licensing Schemes

Unlike many boroughs that operate one or two schemes, Southwark runs three distinct licensing regimes simultaneously. Your property might need one, two, or even all three licences depending on its location and occupancy.

Mandatory HMO Licensing

This national scheme applies to properties with five or more occupants from two or more households. If your property meets this threshold, mandatory licensing applies regardless of location within Southwark.

Key characteristics:

• Five-year licence term
• Covers larger shared houses and HMOs
• Applies borough-wide
• Required by law — no exemptions

Additional HMO Licensing

Southwark operates a borough-wide additional licensing scheme for smaller HMOs. This covers properties with 3-4 occupants from two or more households and has been active since March 2022.

Why this matters: Even modest shared houses with just three tenants require licensing in Southwark. Many landlords miss this and operate illegally.

Selective Licensing

Southwark's selective licensing scheme applies to specific designated wards rather than the entire borough. The scheme expanded in November 2023 to cover more areas including:

• North Walworth
• Peckham
• Camberwell Green
• Other designated wards

Selective licensing applies to all privately rented properties in designated areas, regardless of household size. Even single-family rentals need a licence in these zones.

Critical point: Some properties may need both an HMO licence AND a selective licence. The schemes are not mutually exclusive.

Fees and Processing Times

Southwark's licensing fees reflect the administrative burden of running three schemes:

Mandatory HMO Licence: £1,575 base fee + £105 per bedroom over 5

So a 6-bedroom HMO costs £1,680; a 7-bedroom costs £1,785, and so on. This scaling fee structure means larger properties pay significantly more.

Additional HMO Licence: £1,365 flat fee

Selective Licence: £900+ (varies by property type)

Processing time: 8-12 weeks typical for all schemes. Complex applications or incomplete documentation will take longer.

The council offers no discounts for accredited landlords, so expect to pay the full amount. Fees are non-refundable if your application is rejected, so get your property up to standard before applying.

Property Standards in Southwark

Southwark's property standards align with national HMO regulations but are enforced rigorously. The council's private sector housing team conducts thorough inspections and has a reputation for identifying issues.

Room Size Requirements

Minimum floor areas apply across all licensed properties:

• Single bedroom (1 person): 6.51 square metres
• Double bedroom (2 persons): 10.22 square metres
• Kitchen: Adequate for the number of occupants
• Living room: Required for larger HMOs

The council will measure rooms during inspection. Undersized rooms must be taken out of use or the licence will be refused.

Fire Safety Standards

Fire safety is non-negotiable in Southwark, particularly for supported living providers:

• Smoke alarms: Mains-wired with battery backup on every floor
• Heat detector: Required in kitchen
• Fire doors: FD30-rated to kitchens and all habitable rooms
• Fire blanket: Required in kitchen
• Emergency lighting: Required in communal areas and escape routes
• Fire risk assessment: Required with annual review
• Fire escape route: Must remain unobstructed
• Fire action notices: Must be displayed

Southwark's housing officers will test smoke alarms during inspection and check fire door certification. Self-certified fire doors won't pass muster — you need proper documentation.

Gas and Electrical Safety

• Gas safety: Annual CP12 certificate, displayed in property
• Electrical safety: EICR every 5 years minimum
• PAT testing: Recommended annually
• EPC rating: Minimum E rating required by law

Additional Requirements

Southwark's comprehensive standards include:

• Adequate heating in all rooms
• Hot and cold running water to all facilities
• Adequate natural lighting and ventilation
• Secure entry system for shared properties
• Waste management plan with adequate bins
• Furniture safety regulations compliance (if furnished)

Required Documentation

Prepare these documents before applying to avoid delays:

Core Licensing Documents:

• HMO licence application
• Floor plan with room measurements (to scale)
• Planning permission or certificate of lawful use
• Proof of ownership

Safety Certificates:

• Gas safety certificate (CP12) — annual
• Electrical Installation Condition Report (EICR) — 5-yearly
• Energy Performance Certificate (EPC)
• Fire risk assessment — annual review
• Building insurance certificate

Landlord Verification:

• Landlord identity verification

For Supported Living:

• Management plan
• Emergency procedures
• Tenancy agreement templates

Article 4 Directions: Planning Permission Pitfalls

Southwark has Article 4 Directions in specific areas that remove permitted development rights for HMO conversions. These affect:

• Henshaw Street (SE17)
• Bywater Place (SE16)

In these areas, converting a family home (C3 use class) to a small HMO (C4 use class) requires full planning permission. This is a separate process from licensing and can take 8-12 weeks with no guarantee of approval.

Warning: Operating an HMO without required planning permission is a planning breach, separate from licensing offences. You can have a valid HMO licence but still commit a planning offence.

Always check with Southwark's planning department before converting any property to HMO use.

Borough-Specific Enforcement and Risks

Southwark is one of London's more active enforcement boroughs. The council issues penalties for:

• Operating an unlicensed HMO: Up to £30,000 civil penalty per offence
• Breaching licence conditions: Up to £30,000 per breach
• Failing to comply with improvement notices: Prosecution and unlimited fines
• Overcrowding: Rent repayment orders up to 12 months' rent

The council uses data matching with utility companies, council tax records, and tip-offs to identify unlicensed properties. Don't assume you won't be caught.

Supported Living Considerations

Southwark has significant supported living provision. For providers operating exempt accommodation under Housing Act 2004 sections 254 and 257:

• Exemption from licensing is assessed case-by-case
• Contact the council to confirm exemption status
• Exemption does not exempt you from property standards
• The council will still inspect and enforce

Many supported living providers in Southwark hold licences even when technically exempt, as this provides clarity and demonstrates compliance to commissioners.

The Application Process

1. Check your wards: Determine if selective licensing applies to your property's location
2. Determine licence type: Count occupants to identify mandatory vs additional requirements
3. Prepare property: Address any standards issues before application
4. Gather documents: Complete the documentation checklist
5. Apply online: Submit via Southwark's portal with payment
6. Inspection: Council inspects the property
7. Licence grant: Receive licence with any conditions

Processing Times and Renewal

Allow 8-12 weeks for processing. Renewal applications should be submitted at least 8 weeks before the current licence expires to avoid operating unlicensed.

Licences are not transferable. If you sell the property, the new owner must apply for a new licence. This can affect property values and sale timelines.

Getting Help

Southwark Private Sector Housing Team

• Email: housing@southwark.gov.uk
• Phone: 020 7525 2000
• Website: southwark.gov.uk/private-housing

The team can clarify which licences apply to your property and answer technical questions, though response times vary.

How BoroughReady Can Help

Southwark's triple licensing regime creates complexity that catches many landlords out. BoroughReady's Southwark compliance pack includes:

• Ward-by-ward selective licensing checker
• Property assessment against all three schemes
• Document templates for Southwark applications
• Fire risk assessment guidance
• Article 4 direction mapping
• Application tracking and reminders

Get your Southwark compliance quote and ensure you're fully covered across all three licensing schemes.

Summary

Southwark's licensing landscape is complex but navigable with proper preparation. Key takeaways:

1. Check whether selective licensing applies to your ward
2. Count occupants carefully — three tenants triggers additional licensing
3. Get planning permission sorted before licensing if Article 4 applies
4. Don't cut corners on fire safety — Southwark inspects thoroughly
5. Allow 8-12 weeks for applications and start renewals early

The £1,365-£1,800+ in licence fees is significant, but it's minor compared to the £30,000 penalties for non-compliance. Do it right the first time.

For the latest requirements, check Southwark Council's official licensing pages alongside this guide.